120 N Demanade Blvd · Lafayette, LA 70503

$215,000

3 bd · 2.0 ba · 1,562 sqft · SingleFamily public records · 62 Days on market

Built 1964 8,276 sqft lot $138/sqft · 11% below area Est $232k · 7% under

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +11.9/30.0
• ARV discount +10.7/15.0
• Schools +3.6/10.0
• DSCR +3.5/10.0
• Livability +3.5/5.0
• 1% rule +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on the market with a freshly painted interior, exterior doors and shutters...this charming 3 bedroom, 2 bathroom home is in a quiet, established neighborhood with no through traffic is. Location is second to none! You can bike to the university and nearby park. There is easy access to hospitals, grocery stores, and restaurants. The roof was replaced in 2020 along with several other renovations throughout the home. The backyard is large with plenty of room to relax, garden, or entertain. A great combination of location, comfort, and everyday convenience.

Key facts

• Large backyard
• Unbeatable location
• Roof replaced

Tags

• ROOF REPLACED
• LARGE BACKYARD
• UNBEATABLE LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-56 ($-666/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (23.2% below list).
• Recommended offer: $165k (23.2% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.7% in Lafayette — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 70/100 on livability (#63 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, employment C-, crime F.
• Lafayette Parish (urban): math 38% / reading 46% proficiency, ranked #19 of 98 in LA (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 235 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,585 units permitted in Lafayette Parish in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Lafayette County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 32y ago; this cycle's ask has dropped $23k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $178k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,188 (23.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
10. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
11. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.77% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.11%
• DSCR: 0.95
• GRM: 10.8

CMA / ARV

• ARV (median comp): $231,542
• List price: $215,000
• Delta: -7.14%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
123 Parduton St	0.15mi	3/2.0	1,496 (-4%)	2mo	$202,500	$135	85
105 Teche Dr	0.20mi	3/2.0	1,650 (+6%)	4mo	$335,000	$203	78
314 Theodora Blvd	0.44mi	3/3.0	1,600 (+2%)	9mo	$277,500	$173	64
811 E University Ave	0.66mi	3/2.0	1,486 (-5%)	7mo	$216,000	$145	55
212 S Mall St	0.23mi	2/1.5 (-1)	1,720 (+10%)	15mo	$350,000	$203	53
523 W Taft St	0.68mi	3/2.0	1,633 (+4%)	16mo	$200,000	$122	47
417 Harding St	0.66mi	3/3.0	1,561 (-0%)	22mo	$200,000	$128	47
208 Beverly Dr	0.57mi	3/2.0	1,761 (+13%)	13mo	$375,000	$213	41
106 Violet St	0.68mi	3/2.0	1,343 (-14%)	12mo	$51,250	$38	35
707 E University Ave	0.72mi	2/1.0 (-1)	1,650 (+6%)	22mo	$170,000	$103	29
207 Rosemary Pl	0.74mi	3/2.0	1,729 (+11%)	24mo	$250,000	$145	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.36% rent growth · sell at horizon

5-year hold

• IRR: -20.9%
• Equity multiple: 0.29×
• Total profit: $-42,701
• Equity at exit: $32,057

10-year hold

• IRR: -21.0%
• Equity multiple: 0.03×
• Total profit: $-58,587
• Equity at exit: $18,589

Cash invested: $60,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Louisiana: 90 Strongly Landlord-Friendly · R+12
• County: — inherits STATE
• City: — inherits STATE

5-day notice; no state rent control; civil-law jurisdiction; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 70503

• Home prices YoY: -34.0%
• Rents YoY: 0.4%
• Active inventory: 235
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,652 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$143 /mo · $1,721/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $-56

Break-even live

Break-even rent $1,722

Max offer price $205,195

Occupancy floor 98%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1426 General Mouton Ave Lafayette, LA	2.0	2.0	1205	$1,495	$1.24	43d	1	0.51mi
1404 General Mouton Ave Lafayette, LA	2.0	2.0	1205	$1,495	$1.24	43d	1	0.54mi
701 W Taft St #7 Lafayette, LA	2.0	2.5	1142	$1,600	$1.40	43d	1	0.58mi
418 Marguerite Blvd Lafayette, LA	3.0	2.0	2107	$2,400	$1.14	20d	1	0.82mi
126 S Refinery St Lafayette, LA	4.0	2.0	1550	$1,495	$0.96	43d	1	0.83mi
300 Roosevelt St Unit A Lafayette, LA	2.0	2.0	1070	$1,750	$1.64	13d	1	0.85mi
330 General Mouton Ave Lafayette, LA	3.0	1.0	1200	$1,500	$1.25	13d	1	0.99mi
110 W Bayou Pkwy #102 Lafayette, LA	2.0	1.5	1356	$1,400	$1.03	13d	1	1.00mi
908 Lamar St Unit 108 Lafayette, LA	2.0	1.0	1050	$1,025	$0.98	13d	1	1.00mi
300 General Mouton Ave #6 Lafayette, LA	2.0	2.5	1200	$1,600	$1.33	13d	1	1.03mi
121 Oakcrest Dr Lafayette, LA	3.0	2.0	1695	$1,700	$1.00	20d	1	1.05mi
213 General Gardner Ave Lafayette, LA	3.0	1.0	1300	$1,750	$1.35	20d	1	1.07mi
228 Amelia St Lafayette, LA	3.0	1.5	1796	$2,300	$1.28	20d	1	1.15mi
104 Whittington Dr Unit N Lafayette, LA	2.0	1.5	1265	$1,550	$1.23	43d	1	1.17mi
104 Whittington Dr Unit C Lafayette, LA	2.0	2.5	1265	$1,695	$1.34	43d	1	1.17mi
119 Saint Julien Ave Lafayette, LA	4.0	3.0	1600	$1,785	$1.12	43d	1	1.18mi
131 Fanny St Lafayette, LA	3.0	2.0	1906	$2,200	$1.15	43d	1	1.21mi
710 S College Rd Lafayette, LA	2.0–3.0	1.0–2.0	1050	$1,307	$1.24	13d	12	1.31mi

Listing history 28 events

1. 2026-06-18
   days on market $215,000 Active 62 DOM
2. 2026-06-17
   days on market $215,000 Active 61 DOM
3. 2026-06-16
   days on market $215,000 Active 60 DOM
4. 2026-06-15
   days on market $215,000 Active 59 DOM
5. 2026-06-14
   days on market $215,000 Active 57 DOM
6. 2026-06-13
   pricedays on market $215,000 Active 56 DOM
7. 2026-06-10
   days on market $220,000 Active 54 DOM
8. 2026-06-09
   days on market $220,000 Active 53 DOM
9. 2026-06-08
   days on market $220,000 Active 52 DOM
10. 2026-06-07
    days on market $220,000 Active 51 DOM
11. 2026-06-05
    days on market $220,000 Active 48 DOM
12. 2026-06-03
    days on market $220,000 Active 47 DOM
13. 2026-06-02
    days on market $220,000 Active 46 DOM
14. 2026-06-01
    days on market $220,000 Active 45 DOM
15. 2026-05-31
    days on market $220,000 Active 44 DOM
16. 2026-05-30
    days on market $220,000 Active 43 DOM
17. 2026-05-18
    price $220,000 566-char remark

    Show marketing remark (566 chars)

    Back on the market with a freshly painted interior, exterior doors and shutters...this charming 3 bedroom, 2 bathroom home is in a quiet, established neighborhood with no through traffic is. Location is second to none! You can bike to the university and nearby park. There is easy access to hospitals, grocery stores, and restaurants. The roof was replaced in 2020 along with several other renovations throughout the home. The backyard is large with plenty of room to relax, garden, or entertain. A great combination of location, comfort, and everyday convenience.

18. 2026-05-07
    status Active 566-char remark

    Show marketing remark (566 chars)

    Back on the market with a freshly painted interior, exterior doors and shutters...this charming 3 bedroom, 2 bathroom home is in a quiet, established neighborhood with no through traffic is. Location is second to none! You can bike to the university and nearby park. There is easy access to hospitals, grocery stores, and restaurants. The roof was replaced in 2020 along with several other renovations throughout the home. The backyard is large with plenty of room to relax, garden, or entertain. A great combination of location, comfort, and everyday convenience.

19. 2026-04-20
    price $228,000 566-char remark

    Show marketing remark (566 chars)

    Back on the market with a freshly painted interior, exterior doors and shutters...this charming 3 bedroom, 2 bathroom home is in a quiet, established neighborhood with no through traffic is. Location is second to none! You can bike to the university and nearby park. There is easy access to hospitals, grocery stores, and restaurants. The roof was replaced in 2020 along with several other renovations throughout the home. The backyard is large with plenty of room to relax, garden, or entertain. A great combination of location, comfort, and everyday convenience.

20. 2026-04-10
    listed $238,000 Active 566-char remark

    Show marketing remark (566 chars)

    Back on the market with a freshly painted interior, exterior doors and shutters...this charming 3 bedroom, 2 bathroom home is in a quiet, established neighborhood with no through traffic is. Location is second to none! You can bike to the university and nearby park. There is easy access to hospitals, grocery stores, and restaurants. The roof was replaced in 2020 along with several other renovations throughout the home. The backyard is large with plenty of room to relax, garden, or entertain. A great combination of location, comfort, and everyday convenience.

21. 2020-11-17
    soldstatus $178,000
22. 2020-11-16
    soldstatus $178,000 907-char remark

    Show marketing remark (907 chars)

    This is a beautiful home in the center of Lafayette! A must see! This 3 bed 2 bath home has all the charm you want in a perfect location close to hospitals, the Oil Center, downtown, restaurants, as well as the new Moncus park! This home has NEVER Flooded. Completely restored and renovated, the home has original hardwood floors accented with brand new flooring throughout. Completely remodeled kitchen, gas stove, granite countertops throughout, stainless steel new appliances, brand new roof, A/C unit, and outdoor patio, this home is a can't miss! The master suite is split from the rest of the home with a large bedroom, walk-in closet, and large vanity area in the master bath! A cute storage/laundry bonus room, in addition to the square footage, is attached to the carport. The outside patio, large lot, full privacy fence, and beautiful landscaping will allow you to relax with ease. Agent Owner

23. 2020-05-08
    listed $179,000 907-char remark

    Show marketing remark (907 chars)

    This is a beautiful home in the center of Lafayette! A must see! This 3 bed 2 bath home has all the charm you want in a perfect location close to hospitals, the Oil Center, downtown, restaurants, as well as the new Moncus park! This home has NEVER Flooded. Completely restored and renovated, the home has original hardwood floors accented with brand new flooring throughout. Completely remodeled kitchen, gas stove, granite countertops throughout, stainless steel new appliances, brand new roof, A/C unit, and outdoor patio, this home is a can't miss! The master suite is split from the rest of the home with a large bedroom, walk-in closet, and large vanity area in the master bath! A cute storage/laundry bonus room, in addition to the square footage, is attached to the carport. The outside patio, large lot, full privacy fence, and beautiful landscaping will allow you to relax with ease. Agent Owner

24. 2020-01-06
    soldstatus $75,000
25. 2008-10-29
    soldstatus
26. 2008-10-29
    soldstatus $134,500
27. 1994-03-28
    soldstatus $76,000
28. 1994-02-17
    listed $76,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast LA · Resets to sale price

• Current annual tax: $1,721 · $143/mo
• Projected year-2 tax: $1,721 · $143/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,823
• − Mortgage interest: −$12,043
• − Property taxes: −$1,721
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,586
• − Management: −$1,586
• − Depreciation: −$6,255
• Taxable loss: −$4,443
• Est. tax savings @ 24.0%: +$1,066
• After-tax cash flow: $400/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Lafayette Parish
• NCES district ID: 2200870
• Math proficiency: 38% ▼ -32.00%
• Reading proficiency: 46% ▼ -24.00%
• Median HH income: $50,238
• Composite: 36.15/100
• National rank: #4741
• State rank: #19 of 98 in LA

Livability — Lafayette

• Score: 70/100
• State rank: #63
• US rank: #8133

Category grades

Amenities C- Commute F Cost of living A+ Crime F Employment C- Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lafayette, LA
• County: Lafayette Parish · 207,544 people
• City population: 158,114
• Metro: Lafayette, LA
• Population (ZIP): 28,643
• Household income: $94,688
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 769.0

Population outlook (Lafayette County) Hauer SSP2

• Today (2025): 280,930 people
• By 2030: 301,092 · +7.2%
• By 2040: 339,456 · +20.8%
• By 2050: 375,156 · +33.5%
• By 2075: 451,672 · +60.8%
• By 2100: 497,203 · +77.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 10% Hispanic / Latino 8% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 23% Slovak 2% Italian 2%
• Foreign-born: 6% · Canada, Vietnam, China
• Languages at home: 88% English-only · Spanish 5% French/Haitian/Cajun 3% Other Indo-European 1%

Political lean MEDSL · Lafayette

• 2024 margin: Solid R (+31.4) · D 33.5% · R 64.8% · Other 1.7%
• 2008→2024 swing: -0.1pp no change · 2008: -31.3pp · 2024: -31.4pp
• All cycles: 2024: R+31.4 2020: R+28.7 2016: R+33.6 2012: R+33.7 2008: R+31.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -81.65%
• Current HPI: 158.7094
• Rent YoY: ▲ 0.36%
• Metro: Lafayette, LA
• State GDP YoY: ▲ 3.29%
• F500 in state: 10

Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Price history

+189.5% since first listed

12 events — show timeline

• 2026-05-18 Price Changed $220,000 AcadianaMLS
• 2026-05-07 Relisted — AcadianaMLS
• 2026-04-20 Price Changed $228,000 AcadianaMLS
• 2026-04-10 Listed $238,000 AcadianaMLS
• 2020-11-17 Sold (Public Records) $178,000 Public Records
• 2020-11-16 Sold (MLS) $178,000 AcadianaMLS
• 2020-05-08 Listed $179,000 AcadianaMLS
• 2020-01-06 Sold (Public Records) $75,000 Public Records
• 2008-10-29 Sold (Public Records) $134,500 Public Records
• 2008-10-29 Sold (Public Records) — Public Records
• 1994-03-28 Sold (MLS) $76,000 AcadianaMLS
• 1994-02-17 Listed $76,000 AcadianaMLS

Property tax history

+5.7%/yr

Latest (2025): $1,721 · -1.1% YoY. Source: county tax records.